First Floor Flat,1A Dorset Road, London E7 8PR
Condition: First-floor flat with dated bathroom and small kitchen; inadequate ventilation causing damp/mould, with one bedroom ceiling showing significant black mould rendering it effectively unusable.
Evidence considered
- Landlord submitted comparables of two-bedroom flats in the vicinity ranging from £1550 to £2450 pcm
- Tenant submitted comparables ranging from £1500 to £1650 pcm, citing a smaller-than-average kitchen and no garden
- Tribunal relied on its own expert knowledge of local rental values alongside the comparables provided
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first assessed the property's market rent if modernised and in good order at £1750 pcm, based on landlord comparables and its own expert knowledge. It then applied a 20% deduction (£350) to reflect the tenant's responsibility for internal decoration/repairs, tenant-supplied carpets and curtains, and significant disrepair - particularly inadequate ventilation below local authority standards and extensive mould rendering one bedroom effectively unusable - resulting in a determined rent of £1400 pcm. As this was below the passing rent, no undue hardship issue arose and the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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